We have sold one property and used the profits to pay off another one to the point that our cash flow did not decrease!  

So while all refinanced properties will continue to cash flow, my monthly net will decrease by about $1,200 a month.

To reach the same $90,000 would take almost 13 months of savings.Option 2 – Cash out / Buy quickly if something is foundCash flow increase by about $1800-2300 per month depending on rents and accounting for property manager.So New savings goes to $8800-$9300 x 13 months = $114,400 - $120,900Option 3 – Cash out/ Cant find any property within 13 monthsCash flow decreases by $1,500.

To reach the same $90,000 would take almost 13 months of savings.Option 2 – Cash out / Buy quickly if something is foundCash flow increase by about $1800-2300 per month depending on rents and accounting for property manager.So New savings goes to $8800-$9300 x 13 months = $114,400 - $120,900Option 3 – Cash out the town house/ Cant find any property within 13 monthsCash flow decreases by $1,500.

You're better off focusing on adding value (through increased rents and decreased expenses) and then just doing a cash out refi. 

Really the only other thing you can do in the meantime would be to try to increase your income and decrease debt (if possible).

Another alternative could be to sell and take your proceeds of ~$400K and use it as a down payment on a new property or even look into purchasing a 2-4 unit building where you can put that cash to work while also decreasing your own housing expense.

Deals with strong cash flow in the Utah market are not present, BUT if you house hack and decrease your cost of living I consider that a BIG WIN.

Big benefit using a HELOC loan is the interest rate is lower than any conventional/DSCR loan, but also the HELOC is a variable rate, meaning the feds can increase/decrease the rates at any time (projecting to raise at least 4 times this year. 

I am going to be interviewing my local county auditor today and asking him questions about how property taxes are established and raised or decreased over time.